How long will the building survey take? Is a common question that we are asked during most enquiries.

In short, the time taken on a building survey depends on the property. The size of the property, the age of the property, its construction, the defects we may find and the extent of furnishings and carpets which can determine our access, are all factors to take into consideration.

However, we’ve put together a little guide below to give you an indication:

If you’re in need of a Building Survey or Homebuyers Report, contact RMA Surveyors on 01635 579208.

We can advise you on whether you require a Homebuyers Report or Building Survey and provide you with a quote for our services.

RMA Surveyors Ltd are based in Newbury, Berkshire. We provide a wide range of building surveying services in Newbury, West Berkshire and the surrounding areas. Get in touch for professional advice. We are an independent company and take pride in the fact that we provide honest, impartial and credible advice to our clients. We are members of, registered with and regulated by the Royal Institution of Chartered Surveyors (RICS) to ensure we maintain high professional standards.

The RICS UK Residential Market Survey for September 2016 states that ‘confidence is starting to recover following the immediate reaction to the EU Referendum, as the UK residential market experiences a slight upturn in August’.

In brief it highlights that:

House price rises regain some momentum

Sales hold steady after four successive monthly falls

Buyer enquiries and sales instructions continue to slip – but at a greatly reduced pace.

While undertaking a Homebuyers Survey on a four bedroom detached house in Highclere, RMA Surveyors, Newbury, highlighted a list of defects where further investigation would be required.

Notably, we found evidence of a partial blockage to the drain, believed to be caused by tree roots. We reported this back to our client in the Homebuyer Report.

We recommended the client commission a CCTV survey of the drain runs, as this would provide a clear diagnosis of any problem.

The client had the drains checked by a drainage specialist, who discovered there were bush and tree roots present in all of the drain runs.

As a consequence, insurers would only provide buildings insurance if subsidence was specifically excluded from the policy. This was a big risk for our client as we also noted some evidence of subsidence to a subsidiary structure at the premises within the same survey. The insurers stipulated that all drain repairs must be undertaken and a further structural survey be carried out prior to any policy being agreed.

As a result, the Mortgage company refused to lend and their mortgage offer was withdrawn. This defect was not picked up by the mortgage valuation survey as these types of survey are very limited in scope.

Why Get a Homebuyers Report?

By commissioning a Homebuyers Report, the client saved valuable time and considerable future expense and inconvenience.

It is important to remember that a mortgage valuation is not a survey. It is undertaken on behalf of the lender, not the purchaser and only serves to determine whether or not the property provides enough security for the bank to lend upon.

This case proves that a Homebuyers Survey and Report does save our client’s money. A property purchase is one of the biggest investments you will make, and commissioning a Homebuyers Report or Building Survey will provide peace of mind that the investment is a solid one.

Are you Planning Building Work to a Party Wall?

Are you planning building work to a party wall or structure that you share with your neighbour? Is your neighbour undertaking building work that will affect your property?

If you are planning building work or your neighbour is proposing work that affects a party wall or party structure then there is a legal requirement to meet the provisions of the Party Wall etc. Act 1996. If your property is in England or Wales, this legislation must be followed. The law does not apply in Scotland or Northern Ireland.

What Is a Party Wall?

A Party Wall can be defined many ways. Principally it is a wall that sits across the boundary between two or more properties, such as the dividing wall between adjoining houses. It could also be the dividing floor between flats.

The Act also protects structures that stands completely on one owner’s land. Sometimes this can be astride the line of junction and can be used by both owners. i.e. Where one owner has built a wall and the adjoining owner has built up against it enclosing the structure. In that particular example only part of that wall might be considered a ‘party wall’.

Properties that are completely independent of one another can also be subject to the Act. If a building owner is planning to undertake excavations up to 6 metres from an adjoining owners structure there may also be a requirement to adhere to the Act.

A ‘party fence wall’ is a wall that does not form part of a building and stands on land belonging to different owners. This could be a garden wall, but does not include a timber fence.

There are many instances where the Party Wall Act may or may not be relevant. For this reason we always recommend it is assessed by a professional to assist, who both knows the workings of the Act and has technical construction expertise.

Does the Party Wall Act Apply To Me?

Providing the structure or structures in question meets the definitions within the Party Wall Act there is ikely to be a requirement that works need to be agreed with the adjoining owner. Simple works, such as installing shelves, replacing electrical sockets or wiring, does not require an agreement. But you should only do certain building work to a party wall or party structure once the adjoining owner or owners have been formally notified in writing and agreed the works in advance of works proceeding. Examples of notifiable party wall work might include ork includes:

Cutting into a wall to take the weight of a beam or insert a flashing.

Inserting a damp proof course.

Demolition, reconstruction or underpinning a party wall.

If you’re planning to undertake excavations there are some comprehensive requirements defined within the Party Wall Act, that need to be properly understood to determine whether the Act applies.

When Does Party Wall Notice Need To Be Served?

If you are planning to undertake building work to a Party Wall then we suggest you inform your neighbour in good time. This is the most critical step and can often prevent unnecessary and costly dispute later on. The purpose of the Act is to avoid disputes arising by making sure owners are aware and agree the Party Wall works.

Where applicable you must notify your neighbour in writing before building work to a party wall begins. There is a minimum period for this notice to be served before building works affecting the party wall or structure can commence. If there is more than one person with an interest in the property (i.e. Leaseholders and Freeholders. Again these are clearly defined in the Act) you must notify all of them. If there are multiple properties affected they must all be notified.

The Act is specific about the requirements of issuing notice/s. It is very important that valid notice or notices are served. If notices are not valid they will need to be served again correctly and this will reset the minimum period.

What Happens If An Adjoining Owner Does Not Agree to Party Wall Works?

If an adjoining owner does not agree to works then a dispute is deemed to have arisen. Parties in dispute are not able to act as a surveyor for themselves . They need to appoint someone who can act independently. Owners may agree to appoint a single ‘agreed surveyor’, or they can each appoint their own surveyor to act upon their behalves. The expert or experts will agree the parameters of how the works should be carried out and will serve a ‘party wall award’ which will stipulate how works affecting the party structure will be completed.

The award usually contains a schedule of condition of the affected elements of the adjoining owner’s property before work begin. This provides an accurate record of the condition of the building prior to works so damage (if any) can be properly defined after works have been completed.

In addition to property surveys, RMA Surveyors Ltd undertake Defect Specific Reports. Each written report provides a clear, comprehensive and professional opinion regarding a particular problem (or ‘defect’) within a building.

Defect specific investigations and reports encapsulate the specific materials, construction and associated issues surrounding a specific building defect. Reports can be provided in a formal written report or in a letter or email format depending on the client’s requirements.

Specification for reinstatement and an estimate for repair costs can also be included.

If you have a concern regarding your property, get in touch for advice. Call us on 01635 579208 or complete the enquiry form.

As chartered surveyors, RMA Surveyors Ltd are members of and are regulated by the governing body RICS (Royal Institution of Chartered Surveyors). As such, any client can be guaranteed a high professional standard of inspection and report.

When making an initial enquiry for a survey on a property, we are often asked what the difference is between a Homebuyer Report and a Building Survey. Our simple response is that while both involve a survey of the property, a Homebuyer Report details all the essential elements of a building but goes into less detail than a Building Survey.

If you would like to read more about the details of each report, take a look at our Property Surveys page.

As chartered surveyors, RMA Surveyors Ltd always provides professional advice and will recommend which type of survey best suits the proposed property. By analysing the age, type (e.g. semi-detached or bungalow) and whether there are any extensions to the property, we can determine which survey would best outline the condition of the building.

If you are unsure which type of survey would be most suitable for the type of property that you are intending to purchase, please contact us and we shall be happy to discuss this with you.

For a Homebuyer Report or Building Survey quote, please call RMA Surveyors Ltd on 01635 579208 or complete the enquiry form.

We recently undertook the contract administration and project management of a successful office refurbishment to a Grade 2 listed, former town house located in a prominent position within Pinner High Street, London.

The scope of service included agreeing statutory consents and liaison with the local conservation officer and English Heritage. Providing additional restraint where historic settlement had affected the structure, design and specification of all elements of the refurbishment, including using materials sympathetic with the historic fabric of the building, roof repairs, external masonry repairs, internal plaster repairs, improving energy efficiency of the building, new gas and electrical service installations, joinery items and redecoration.

The contract was successfully completed inside the 15 week contract period. We held regular site meetings and site inspections, certified works as they were completed, agreed the final account and signed off works at completion. As well as liaising with the main contractor, we also organised the programme of works around data, telecoms and security contractors to ensure a seamless transition to allow the clients’ company to move offices without interruption to their business.

As a result the building has been transformed from a rather tired structure that was long overdue any maintenance into a building that not only contributes significantly to the historic fabric of central Pinner but has a contemporary style that is also reflective of the buildings history.

If you have a refurbishment project that would like RMA Surveyors Ltd assistance with, please contact us on 01635 579208, get in touch via enquiries@rmasurveyors.co.uk, or simply complete the enquiry form.

The semi-detached property had suffered a central heating leak within the floor screed. It could not be determined how long the leak had been established but the whole ground floor screed was saturated. The client appointed us to liaise with the insurance company and their appointed loss adjuster.

We visited the site, assessed the damage and advised the loss adjuster of the works required. We drew together a schedule of works, which we issued for competitive tender. We ensured a contractor was appointed to undertake the works and attended regular site meetings to ensure works were completed within the four week contract period. Our role included liaising regularly with the client to ensure that decisions regarding finishes were made in good time to prevent any delay to the contract and to enable the client to move back from their alternative accommodation as quickly as possible.

Overall, the issue was dealt with within a four month period, from the date the loss was discovered to completion. Our involvement in this project reduced the cost of the claim to the insurer, ensured that the property was sufficiently restored to its pre-loss condition, and enabled the client to be satisfied that works had been undertaken and specified properly.

During the contract period, we were also able to incorporate some amendments and alterations to the ground floor space that the client desired and we were able to clearly separate and demonstrate to the Insurer which works were part of the insured loss and which were undertaken privately for the client.

On completion we certified all works and valued them and made sure the contractor was duly paid. We are pleased to have been able to provide our services and without our involvement it is highly likely that works would not have been completed in the time and to the quality to which they were.

If you’re in need of a Chartered Surveyor to help oversee some insurance reinstatement works, contact RMA Surveyors Ltd on 01635 579208 or complete the enquiry form and we’ll get in touch.